Cost of selling a house calculator
Every cost of a sale on its own line, starting from published figures you can replace with your own quotes, and three answers: the costs, the net proceeds, and what is left after the mortgage.
On this page
The short answer
Selling a house in the UK costs the agent's fee, conveyancing, Land Registry and identity checks, an EPC if you have none, removals and any mortgage early repayment charge. The cost of selling a house calculator below puts each on its own line, starting from a published figure you can replace with your own quote.13
Work out what your sale will cost
Put in your own expected sale price and the quotes you have.
Your selling costs
Enter your expected sale price to see the total.
Worked example, using the defaults above and an illustrative price of £250,000
| Cost | Amount | Basis |
|---|---|---|
| Estate agent fee | £3,250 | Including VAT as quoted |
| Conveyancing fee | £1,316.52 | Including VAT as quoted |
| Disbursements | £34 | Passed on at cost |
| Energy Performance Certificate | £120 | |
| Removals | £867 | |
| Total | £5,587.52 | 2.24 per cent of the illustrative price |
The price is illustrative, there so the arithmetic can be checked.
How do you calculate the cost of selling a house?
Add up every line for the cost of selling, and take that from the price for the net proceeds. Then take off the mortgage and any early repayment charge to see what reaches your account. That third figure is the one to plan your next move on.
- 01 The cost of selling Every line added up, and the share of the price it takes: £5,587.52, or 2.24 per cent, on a £250,000 sale at the starting figures.
- 02 Net proceeds The price less those costs: £244,412.48 in the same example.
- 03 What is left after the mortgage Net proceeds less the mortgage balance and any charge for repaying it early. This is the money that actually reaches your account on completion.
Take the mortgage balance from a redemption statement from your lender rather than from memory, and the early repayment charge from your mortgage offer, where the lender must state the most it can be.8
Run the calculator again whenever an offer changes, with your own quotes in place of the starting figures. The agent’s fee falls a little with the price, but the other lines stay put, so each pound off the price comes almost wholly out of what you keep.
Haroon Ali Author, The House Desk. Over 11 years in property and renovation Where the starting figures come from
Each starting figure comes from a published source, so the example can be checked, and none is an estimate of what your home is worth. Rightmove supplies the agent's fee and Property Solvers the conveyancing. HM Land Registry, HomeOwners Alliance and Reallymoving supply the rest, line by line in the table.
| Line | Starts at | Where it comes from |
|---|---|---|
| Estate agent | 1.3% with VAT | Rightmove's figure for 2025.1 HomeOwners Alliance publishes 1.42 per cent for 2026.2 |
| Conveyancing | £1,316.52 | Property Solvers' average of 100 firms' quotes for a freehold sale under £300,000, with VAT, without disbursements.3 What goes into that bill is in solicitor fees when selling. |
| Disbursements | £34 | Two Land Registry official copies at £7 each5 and £20 for identity checks, the top of the HomeOwners Alliance range.4 |
| EPC | £120 | The top of Reallymoving's range. It gives no sample or date.6 |
| Removals | £867 | The three-bedroom average, November 2025.7 |
| Mortgage charges | £0 | Specific to your mortgage. There is no average worth using. |
HomeOwners Alliance, Reallymoving and Property Solvers each earn from the services they publish prices for, whether introductions to conveyancers and removers or buying houses. The figures are used because nobody without that interest publishes better ones. Why each was chosen over the alternatives is argued line by line in the cost of selling a house.
What share of the price do selling costs take?
Selling costs take 2.86 per cent of a £150,000 sale and 1.88 per cent of a £400,000 one, on The House Desk's run of the calculator's starting figures. Only the agent's fee moves with the price. Everything else comes to £2,337.52 whatever the home sells for.
| Sale price | Agent fee | Everything else | Total | Share of price |
|---|---|---|---|---|
| £150,000 | £1,950 | £2,337.52 | £4,287.52 | 2.86 per cent |
| £250,000 | £3,250 | £2,337.52 | £5,587.52 | 2.24 per cent |
| £400,000 | £5,200 | £2,337.52 | £7,537.52 | 1.88 per cent |
Worked out by the same function as the calculator. To see the agent's fee alone at other rates, with and without VAT, use the estate agent fees calculator.
How the route changes the total
At auction the agent line becomes the auction house's charge to the seller, plus an entry fee. A house-buying company usually charges no agent fee, and its cost sits in the price instead. The calculator is built around an estate agent sale, so change those lines for the other two routes.
What to change in the calculator for the other two routes
What the four auctioneers we have profiled charge sellers, and what their buyers pay, is in auction fees for sellers. A company's discount does not show up as a line at all. The cash offer calculator puts it on a real sold price for your area.
What this calculator leaves out
The calculator covers selling only, and four costs sit outside it.
- Buying your next home. Stamp Duty Land Tax, the conveyancing on your purchase and any survey are separate. HMRC's own Stamp Duty calculator works out the tax.
- Leasehold charges. A flat's management pack typically costs £300 to £800, on HomeOwners Alliance's figures.4 Add it under other costs.
- Capital Gains Tax. Not due on a home that was your only main home throughout, with none of it let or used only for business.11 Where it is due, the rates and the 60-day deadline are in the cost of selling a house.
- Scotland's Home Report, which a seller there usually pays for before marketing.9 Add it under other costs.
Questions people ask about selling costs and this calculator
How much does selling a £250,000 house cost on these figures?
On the starting figures this calculator uses, each a published figure for its line, selling a £250,000 house costs £5,587.52 before any mortgage charges, 2.24 per cent of the price. The estate agent fee is the largest part and the only one that grows with the price. Your own quotes will differ, so replace each figure with yours.
What is the difference between net proceeds and equity?
Net proceeds are the sale price less the costs of selling. Equity, as the calculator shows it, is what is left after the mortgage is repaid as well. That is the money you actually take into your next home, before any tax.
Does it include the cost of buying my next home?
No. Buying costs, including Stamp Duty Land Tax, your own conveyancing on the purchase and any survey, are separate. HMRC runs its own Stamp Duty calculator, and the buying side is not something this site covers.
Why are there no mortgage charges in the starting figures?
Because they depend entirely on your own mortgage. An early repayment charge must appear in your mortgage offer, so the figure to enter is on that document or on a redemption statement from your lender.
Find the route that fits you
Three questions, about 30 seconds. Your answers stay in your browser.
Question 1 of 3
Your best fit
What you give up:
Why this route
Close second: Property auction.
Selling in Scotland works differently, with a Home Report and offers over a closing date. The guides note where Scottish rules differ.
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While you wait, the guide covers what to check before you agree to anything.
Sources
(11)
Numbers in the text link to these. Each was read on the date shown. How we research
- How much are estate agent fees and how do they work?
- Estate Agent Fees, and how you can save
- Conveyancing fees: the essential guide (2026)
- Conveyancing fees: what to expect in 2026
- HM Land Registry: Information Services fees
- Energy Performance Certificates: compare costs
- How much do removals cost?
- MCOB 12.3 Early repayment charges: regulated mortgage contracts
- Home Report
- We Buy Any House homepage
- Tax when you sell your home: Private Residence Relief